Residential Income Property with Central
For Sale
$415,000
Pending
1522 Merion Way E, Seal Beach, CA 90740
Seal Beach, CA
Property Size1,050 SF
Days on Market67
Property Features for 1522 Merion Way E
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Rooms
Laundry Room, Bedroom 2, Bonus Room, Bathroom 2, Bedroom 1, Bathroom 1
Parking
1
Parking features
Assigned, Carport
Spa
1
Interior features
Quartz Counters, Built-in Features, High Ceilings, Ceiling Fan(s), Pantry, Open Floorplan, Cathedral Ceiling(s)
Appliances
Water Heater, Disposal, Microwave, Built-In Range, Refrigerator, Electric Oven, Freezer, Dishwasher, Electric Cooktop
Subdivision
Leisure World (LW)
Lot features
Close to Clubhouse, Greenbelt
View
Park
Elementary school district
Los Alamitos Unified
Middle school district
Los Alamitos Unified
High school district
Los Alamitos Unified
Directions
Straight through main gate, u-turn at Cedarcrest, right on Thunderbird right on Merion and left into the carport area. Building will be down on the left.
Standard status
Pending
Size
1,050 SF
Taxes and HOA fees
HOA Fee
$587 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Number of units
1
Flooring type
Tile, Wood
Building materials
Concrete, Drywall Walls
Roof type
Composition
Architectural style
Contemporary
Listing Agency:
Gasper-Monteer Realty Group
(562) 431-2440
Listed By:
Carol Gasper · License #01276484
(562) 716-1547
Added: Jun 25
Changed: Aug 28
Last Checked: Aug 30 at 9:06AM
MLS# PW26138748
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Expanded contemporary two-bedroom, one and one-quarter bath residence in a Mutual community, with hardwood floors and tile in kitchen and bathrooms. The living room was fully expanded with large windows overlooking a park-like greenbelt setting. Double-pane windows include plantation shutters, and the home has central AC throughout.
The kitchen features a large pantry, skylight, quartz countertops, and tile backsplash, along with white appliances including microwave, dishwasher, and a tile floor with counter-height cooktop. The main bathroom offers a cutdown shower for easier access, plus a skylight and a washer/dryer. The primary bedroom is fully expanded with a walk-in closet and ceiling fan, and the second bedroom includes its own one-quarter bath for guests or a caregiver.
Additional interior features include cathedral ceilings, high ceilings, built-in features, an open floor plan, and ceiling fans. Parking is provided by a carport and assigned space. Built in 1960, the home has a composition roof and public utilities including cable available, public water, and public sewer. A spa is included.
The kitchen features a large pantry, skylight, quartz countertops, and tile backsplash, along with white appliances including microwave, dishwasher, and a tile floor with counter-height cooktop. The main bathroom offers a cutdown shower for easier access, plus a skylight and a washer/dryer. The primary bedroom is fully expanded with a walk-in closet and ceiling fan, and the second bedroom includes its own one-quarter bath for guests or a caregiver.
Additional interior features include cathedral ceilings, high ceilings, built-in features, an open floor plan, and ceiling fans. Parking is provided by a carport and assigned space. Built in 1960, the home has a composition roof and public utilities including cable available, public water, and public sewer. A spa is included.
Key Highlights
- Expanded 2‑bedroom, 1 1/4‑bath interior in a Mutual setting
- Central AC and double‑pane windows with plantation shutters
- Park‑like greenbelt view from large expanded living room windows
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$20,042
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.83%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$400,840
$400.8K
Cap Rate 7%
$286,314
$286.3K
Cap Rate 9%
$222,689
$222.7K
Market Conditions
NOI Build-Up for 1,050 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$37.8K $36.00/SF
− Vacancy
−$1.4K −$1.30/SF
EGI
$36.4K $34.70/SF
− OpEx
−$16.4K −$15.62/SF
NOI
$20.0K $19.09/SF
Area
Orange County, CA
Vacancy
3.60%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$400,840
Cap Rate 7%
$286,314
Cap Rate 9%
$222,689
Alternative Uses
Best Use
Apartment 5plus
$286.3K
$250.5K – $334.0K
NOI $20,042 @ 7.0% cap · market cap 4.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$352.7K
$308.6K – $411.5K
NOI $24,687 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
512
Businesses Nearby
Explore this area
Business Placement
Demographics for 90740, CA
24,769
Population
14,208
Households
1.7
Avg Household Size
61
Median Age
51%
College-Educated
95%
High-School Grad
11.1 sq mi
ZIP Area
2,231
Density / Sq Mi
$82,427
Median Household Income
$70,686
Median Earnings
$2,421
Median Rent
$488,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Expanded two-bedroom, two-bath residence with central air, double-pane windows, and a park-like greenbelt view.
Where is this single family property located?
The property is located at 1522 Merion Way E Seal Beach, CA.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Expanded 2‑bedroom, 1 1/4‑bath interior in a Mutual setting; Central AC and double‑pane windows with plantation shutters; Park‑like greenbelt view from large expanded living room windows
